Property due diligence

Building your due-diligence file

A document index, status labels and a representation log — how to organise evidence instead of relying on memory under offer-deadline pressure.

Why a file, not just a memory

Due diligence generates a lot of documents and conversations quickly — a Section 32, a building report, an owners-corporation certificate, an agent's verbal claim, a council email. Consumer Affairs Victoria recommends buyers thoroughly read the contract and Section 32 and consider engaging a lawyer or conveyancer before committing (Consumer Affairs Victoria, verified 30 Jul 2026); doing that properly means having everything organised in one place before you hand it over, not scrambling to reassemble it under offer-deadline pressure.

A simple document index

For each piece of evidence, record: what it is, who it came from, the date you received it, who's reviewing it, what it actually found, its status, and any deadline attached to it.

Scroll sideways for more columns

Useful status labels: received, current, superseded, incomplete, inconsistent, professional review required, resolved, accepted risk, deal breaker.

Keep a representation log

A verbal claim from an agent isn't independent verification of anything — but it's still worth recording so you know what to follow up. For each one, note who said it, the exact wording, the date, how it was communicated, whether any document supports it, and whether you've independently verified it.

Basic document hygiene

Save original files rather than screenshots where possible, keep email attachments rather than forwarded summaries, note the date you received each document, don't overwrite an earlier version when a revised one arrives — keep both and note what changed — and store your conveyancer's written advice rather than relying on memory of a phone call.

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Practical checklist

Set up your file

• Create sections for: contract & Section 32, title & planning, physical/specialist reports, owners corporation, finance & insurance, professional advice, issues, decision
• Log every document with source, date received and reviewer
• Log every material verbal or written representation from the agent or vendor
• Flag each open item's status and deadline, and revisit it before any offer or bid

Questions for a professional

• Is there anything in my file you'd want to see that I haven't gathered yet?
• Which of these open items genuinely needs to be resolved before I commit?

Official resources

• Consumer Affairs Victoria: Due diligence checklist

Sources and methodology

• Seek expert advice on property — Consumer Affairs Victoria (retrieved 30 Jul 2026, last checked 7 Aug 2026). Licence: CC BY 4.0
• Due diligence checklist - for home and residential property buyers — Consumer Affairs Victoria (retrieved 30 Jul 2026). Licence: CC BY 4.0

Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.